INTRODUCTION PAST DEVELOPMENT PATTERNS

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Austen Hood
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1 INTRODUCTION The residents of the Gulf Pines Subdivision have established this plan in order to preserve the residential character of their neighborhood and to ensure the continued stability of the subdivision. This Neighborhood Plan was developed in accordance with the Walton County Comprehensive Plan and Land Development Code. Walton County encourages the preparation of Neighborhood Plans to guide development within Neighborhood Planning Area (NPA) Future Land Use districts. In 2008 Walton County adopted a Neighborhood Planning Ordinance to allow such plans to be adopted as overlay districts to its Land Development Code, thereby expediting the neighborhood plan approval process and promoting these citizen-based planning efforts. Walton County's requirements for neighborhood plans are contained in Section of the Walton County Land Development Code. The Gulf Pines Neighborhood Plan applies to the original 1956 plat of Gulf Pines as well as the First, Second, and Third Additions. However, Blocks 1 and 2 of the original Gulf Pines plat have been developed commercially and are excluded from this Neighborhood Plan. The area included in this Neighborhood Plan is further described below under the Development Standards portion of the Plan and is illustrated in Figure 4. This area is hereinafter referred to simply as "Gulf Pines Neighborhood." PAST DEVELOPMENT PATTERNS The Gulf Pines Subdivision was originally platted in There were subsequent additions to this plat in 1957, 1960, and 1964, known respectively as the Gulf Pines First, Second, and Third Additions. There were originally 20 lots along U.S. Highway 98 included in the original Gulf Pines Plat and these 20 lots have all been developed commercially. These commercial parcels are not included in this Neighborhood Plan. Please refer to Figure 4 for the boundaries of the Neighborhood Plan. During the 1980s and 1990s, there was tremendous development along the coast in South Walton County including both sides of the Gulf Pines Neighborhood. A majority of this development was high rise condominium buildings. This development pattern has led to concern among the Gulf Pines residents, as well as other residents of single-family developments along the beach, about pressures to convert existing neighborhoods to high rise, multi-family developments, or other non-compatible uses. A more recent concern in Gulf Pines was the possibility of the development of a reunion house within the subdivision. Such houses, also commonly known as "monster houses," are relatively large structures that are almost exclusively used for vacation rentals to large groups of 10 or more persons. These rentals are considered by the neighborhood to be incompatible with the character of the community because of their size and the high volume of traffic, noise, and trash generated from these uses. The Gulf Pines Neighborhood Plan NPGP-3 Page 1 of 7

The lots along the east and west perimeters of the Gulf Pines Neighborhood are dwarfed by high-rise condominiums located outside of the subdivision.

2 The lots along the east and west perimeters of the Gulf Pines Neighborhood are dwarfed by high-rise condominiums located outside of the subdivision. EXISTING DEVELOPMENT PATTERN The Gulf Pines Neighborhood contains 136 residential parcels ranging in size from approximately to of an acre. Of these parcels, 90 contain single-family residences leaving 46 vacant parcels. For tax purposes, several lots in the subdivision have been combined under common tax identification numbers. However, the lots of the original Gulf Pines Plats are still recognized by Walton County as individual buildable lots. Most of the residences in the Gulf Pine Neighborhood contain detached single-family residential houses. There are four lots (Lots 25 and 26 of Block 7 and Lots 9 and 15 of Block 9) located along the beach that contain two-unit condominium or duplex buildings. Of the 90 residences in the Neighborhood, approximately half are owned by full-time residents. The others are either used by the owners seasonally or are rented as vacation houses. All of the roads within the Gulf Pines Neighborhood are currently County-owned, paved roadways. These roadways do not include curb and gutters or sidewalks. The Neighborhood is served by South Walton Utilities Water and Sewer Service. The Gulf Pines Neighborhood includes two common/open space areas available to the residents of the subdivision for passive recreation. These areas are identified as common areas and parks on the Neighborhood Plan Map (Figure 4). Bruno Boettcher Park is a centrally located area along Morrison Lake that includes several picnic tables. The Gulf Pines Taj Mahal is the subdivision's primary common beach access which includes a boardwalk and gazebo. These two common areas are owned and maintained by the Gulf Pines Associates, Inc. The Gulf Pines Neighborhood Plan NPGP-3 Page 2 of 7

DESCRIPTION OF COMMUNITY INVOLVEMENT The neighborhood planning process in Gulf Pines began in 2008 with an informal meeting of approximately 60 residents.

3 DESCRIPTION OF COMMUNITY INVOLVEMENT The neighborhood planning process in Gulf Pines began in 2008 with an informal meeting of approximately 60 residents. These residents, in response to a past attempt to construct a reunion house in the subdivision and concerns about other incompatible developments in the subdivision, initiated the Neighborhood Planning process by mailing a letter to all property owners in the subdivision informing them of their concerns and requesting that they support the process. On December 2, 2008, ballots were sent to all property owners by certified mail asking if they were in favor of further investigating the idea of creating a neighborhood plan. Of the 70 ballots mailed from this initial mailing, 66 voted in favor of pursuing the neighborhood plan. On February 28, 2009 a neighborhood meeting was held to identify issues of concern that should be included in the Neighborhood Plan. This meeting was attended by approximately 45 residents. The issues identified at this meeting were used to develop the initial draft of the Neighborhood Plan. The first draft of the Neighborhood Plan Development Standards was presented to the property owners at their annual meeting on April 11, This meeting was attended by approximately 45 residents. Input from this meeting was used in the establishment of the Community Goals and Development Standards contained in this Neighborhood Plan. The Gulf Pines Neighborhood Plan NPGP-3 Page 3 of 7

4 COMMUNITY GOALS The primary goals of this plan are to preserve the existing residential character of the community and to ensure the continued stability of the neighborhood. In order to achieve these goals, this plan establishes the Neighborhood Plan Map shown as Figure 4 and the Development Standards listed below. DEVELOPMENT STANDARDS OF THE GULF PINES NEIGHBORHOOD PLAN The Standards and Requirements of the Gulf Pines Neighborhood Plan apply to the following areas: 1. The Gulf Pines Subdivision as recorded in Plat Book 2, Page 86 with the exception of the lots along U.S. Highway 98 (Blocks 1 and 2); 2. The First Addition to Gulf Pines as recorded in Plat Book 3, Page 2; 3. The Second Addition to Gulf Pines as recorded in Plat Book 3, Page 48; and 4. The Third Addition to Gulf Pines as recorded in Plat Book 3, Page 62. The area subject to the standards below is shown as the Neighborhood Plan Map, Figure 4 of this Plan. This map establishes three primary land use districts within Gulf Pines - The single-family detached district, parks/recreation, and the residential condominium parcel. The Gulf Pines Neighborhood Plan NPGP-3 Page 4 of 7

5 The Gulf Pines Neighborhood is subject to the following Development Standards: 1. Permitted Uses Single-Family Detached Residences. Recreation Facilities as restricted in paragraph #20 below. Accessory Apartments as defined in the Walton County Land Development Code. 2. Minimum Lot Size None 3. Maximum Lot Size None 4. Minimum Front Setback 20 feet 5. Minimum Side Setback 10 feet 6. Minimum Rear Setback 15 feet 7. Minimum Corner 7.5 feet 8. Build-To-Lines None 9. Maximum Lot Coverage None 10. Maximum Building Four stories or 50 feet, which ever is less. Building height shall be measured as defined in the Walton County Land Development Height Code. 11. Minimum Residential Unit Size 1,700 square feet excluding carports, patios, porches, and garages. 12. Maximum Residential 6,000 square feet of heated and cooled area. Unit Size 13. Maximum Number of 6 Bedrooms Per Residential Unit 14. Street Width and Blocks NIA 15. Parking Requirements Subject to the standards of Section of the Walton County 16. Landscape and Architectural Control Land Development Code. NIA 17. Multi-Family Residential and Non-Residential Uses. Multi-family residential and nonresidential uses (including but not limited to civic uses and bed & breakfasts) are prohibited. 18. Parking. No more than six cars shall be parked overnight on any single parcel. No cars shall be parked overnight in any right-of-way or subdivision common area. The Gulf Pines Neighborhood Plan NPGP-3 Page 5 of 7

6 19. Common Areas, Recreation Areas, and Parking Facilities. No parcels, other than those identified as such on the Gulf Pines Neighborhood Map, shall be developed or used for parking or recreation except as an accessory use to an existing single-family residence on the same or on an adjacent parcel. Additional recreation facilities may be developed as primary uses only upon agreement of a majority of property owners in the subdivision and only if such facilities are for the sole use by the residents and guests of the Gulf Pines property owners. 20. Further Subdivisions. No further subdivision of lots in the Gulf Pines Neighborhood shall be permitted. Lots may be joined together into single tracts or parcels, and lot lines may be reconfigured as long as the number of proposed lots, as shown by the lot numbers identified on Figure 4 of this plan, does not increase. Lots created before January 1, 1992 shall be considered legally existing lots. 21. Animals. No animals other than household pets may be kept within the Gulf Pines Neighborhood. No such animals may be bred, raised, or boarded for commercial purposes within the subdivision. 22. Legal Non-Conformities. Uses, structures, lots, or signs legally established prior to this Neighborhood Plan, which do not comply with the standards of this Plan, may continue as long as they remain otherwise lawful. A nonconforming use which is discontinued for more than six months may not be re-established unless in conformance with this Neighborhood Plan. In the event that any nonconforming structure or use is destroyed by any means to the extent of more than 50 percent of the fair market value of the structure before the calamity, such structure or use shall not be restored, rebuilt, or reoccupied for any purpose unless it shall thereafter conform to all regulations of the Neighborhood Plan and the Walton County Land Development Code. When such a structure or use is damaged or destroyed to the extent of 50 percent or less of the fair market value, no repairs or rebuilding shall be permitted except in conformity with this Neighborhood Plan and the Walton County Land Development Code. The Gulf Pines Neighborhood Plan NPGP-3 Page 6 of 7

PINES HOMEOWNERS ASSOCIATION GPI SOUTHEAST PROJECT NO. : FLX0083692.

7 PURPOSE: GULF PINES NEIGHBORHOOD LOCATION MAP EXHIBIT PREPARATION BY: LOCATED IN : SECTION 27 & 34 TOWNSHIP 2S RANGE 29W STATE : FLORIDA APPLICATION BY : GULF PINES HOMEOWNERS ASSOCIATION GPI SOUTHEAST PROJECT NO. : FLX GRAPHIC SCALE ( IN FEET ) 1 inch = 5000 ft. The Gulf Pines Neighborhood Plan NPGP-3 Page 7 of 7

The Gulf Trace Neighborhood Plan

The Gulf Trace Neighborhood Plan INTRODUCTION The primary purpose of this Neighborhood Plan is to preserve the existing residential and natural character of the neighborhood and to ensure the continued